3110 Aspen Dr · Cape Girardeau, MO 63701

$154,000

3 bd · 2.5 ba · 1,536 sqft · SingleFamily public records · 12 Days on market

Built 1981 10,236 sqft lot $100/sqft · 26% below area Est $190k · 19% under ↓ 21% since listing

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +23.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.3/10.0
• Rent growth +3.3/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Unique split foyer style that includes rear entry garage. Main bath includes swing door step in tub/shower. Laminate floors through most makes for easy cleaning and durability. Additional space in an enclosed deck with windows. Shed stays. Range, refrigerator, disposal are all unplugged, they all work and will be plugged back in for inspections. Water will be turned back on for inspections also. There are 3 cameras in the property. *******

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1981

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Public sewer; Electric service by Ameren
• Home design: Single-family residence; Residential property type; Facing information not provided
• Construction: Other construction materials
• Exterior features: Level lot

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Electric heating with heat pump; Central air conditioning (electric)
• Interior features: Daylight, finished basement; Multi/split levels

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $154k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Cap rate 8.6% vs local median 3.9% in Cape Girardeau — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#297 in MO) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: employment D+, crime F, amenities F.
• Cape Girardeau 63 (urban): math 33% / reading 42% proficiency, ranked #188 of 324 in MO (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 60% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Clippard Elem. (math 22% / reading 32%, grade F, #850 of 1,115 statewide, top 78%, 470 students, 0% FRL); Central High (math 36% / reading 47%, grade F, #234 of 521 statewide, top 45%, 1,341 students, 0% FRL) — zoned schools average 0% FRL vs 60% district-wide (60 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.3%/yr); 326 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 81 units permitted in Cape Girardeau County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Cape Girardeau County population projected at +17% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major flood risk; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
3. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
4. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
5. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.03% ✓
• Cap rate: 8.60%
• Cash-on-cash: 8.23%
• DSCR: 1.37
• GRM: 8.1

CMA / ARV

• ARV (median comp): $189,781
• List price: $154,000
• Delta: -18.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3027 Wisteria Dr	0.07mi	3/2.0	1,392 (-9%)	3mo	$230,000	$165	77
3445 Hopper Rd	0.42mi	3/2.0	1,487 (-3%)	2mo	$329,000	$221	71
826 W Rodney Dr	0.56mi	3/1.5	1,539 (+0%)	5mo	$128,000	$83	66
921 Lochinvar Ln	0.61mi	3/2.0	1,604 (+4%)	1mo	$340,000	$212	62
830 Lochinvar Ln	0.53mi	3/2.0	1,419 (-8%)	1mo	$320,000	$226	60
3013 Hopper Rd	0.53mi	3/1.5	1,622 (+6%)	3mo	$184,900	$114	60
27 S Pindwood Ln	0.68mi	4/3.0 (+1)	1,620 (+6%)	5mo	$278,500	$172	48
2722 Chrysler St	0.65mi	2/1.5 (-1)	1,398 (-9%)	1mo	$190,000	$136	45
701 E Rodney Dr	0.60mi	2/1.5 (-1)	1,359 (-12%)	2mo	$129,900	$96	42
630 Charles St	0.49mi	2/1.0 (-1)	1,324 (-14%)	2mo	$127,900	$97	42
1061 Patricia St	0.70mi	3/1.5	1,308 (-15%)	2mo	$214,900	$164	38
2754 Gordonville Rd	0.69mi	4/2.0 (+1)	1,759 (+14%)	5mo	$287,000	$163	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.27% rent growth · sell at horizon

5-year hold

• IRR: -3.5%
• Equity multiple: 0.87×
• Total profit: $-5,719
• Equity at exit: $22,962

10-year hold

• IRR: 6.4%
• Equity multiple: 1.49×
• Total profit: $20,915
• Equity at exit: $13,315

Cash invested: $43,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 81 Strongly Landlord-Friendly
• State Missouri: 81 Strongly Landlord-Friendly · R+10
• County: — inherits STATE
• City: — inherits STATE

Generally landlord-friendly; St Louis has some habitability requirements.

Methodology + full state rankings →

ZIP-level market 63701

• Rents YoY: 3.3%
• Active inventory: 326
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,593 medium
• Mortgage (P&I): −$808
• Tax from tax record: −$91 /mo · $1,090/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $296

Break-even live

Break-even rent $1,218

Max offer price $154,000

Occupancy floor 76%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2581 Fairlane Dr Cape Girardeau, MO	4.0	2.0	2223	$2,250	$1.01	44d	1	1.06mi

Listing history 7 events

1. 2026-05-12
   status Pending 525-char remark
2. 2026-04-29
   listed $154,000 Active 525-char remark
3. 2024-06-24
   soldstatus
4. 2024-06-21
   status Pending 447-char remark

   Show marketing remark (447 chars)

   Unique split foyer style that includes rear entry garage. Main bath includes swing door step in tub/shower. Laminate floors through most makes for easy cleaning and durability. Additional space in an enclosed deck with windows. Shed stays. Range, refrigerator, disposal are all unplugged, they all work and will be plugged back in for inspections. Water will be turned back on for inspections also. There are 3 cameras in the property. *******

5. 2024-06-21
   soldstatus Closed 447-char remark

   Show marketing remark (447 chars)

   Unique split foyer style that includes rear entry garage. Main bath includes swing door step in tub/shower. Laminate floors through most makes for easy cleaning and durability. Additional space in an enclosed deck with windows. Shed stays. Range, refrigerator, disposal are all unplugged, they all work and will be plugged back in for inspections. Water will be turned back on for inspections also. There are 3 cameras in the property. *******

6. 2024-05-20
   historical Active Under Contract 447-char remark

   Show marketing remark (447 chars)

   Unique split foyer style that includes rear entry garage. Main bath includes swing door step in tub/shower. Laminate floors through most makes for easy cleaning and durability. Additional space in an enclosed deck with windows. Shed stays. Range, refrigerator, disposal are all unplugged, they all work and will be plugged back in for inspections. Water will be turned back on for inspections also. There are 3 cameras in the property. *******

7. 2024-05-13
   listed $194,900 Active 447-char remark

   Show marketing remark (447 chars)

   Unique split foyer style that includes rear entry garage. Main bath includes swing door step in tub/shower. Laminate floors through most makes for easy cleaning and durability. Additional space in an enclosed deck with windows. Shed stays. Range, refrigerator, disposal are all unplugged, they all work and will be plugged back in for inspections. Water will be turned back on for inspections also. There are 3 cameras in the property. *******

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast MO · Resets to sale price

• Current annual tax: $1,090 · $91/mo
• Projected year-2 tax: $1,494 · $124/mo
• Expected delta: +$404/yr (+$34/mo · 37.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥108°F today · 21 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,114
• − Mortgage interest: −$8,626
• − Property taxes: −$1,090
• − Insurance: −$770
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$4,480
• Taxable income: $1,090
• Est. tax owed @ 24.0%: −$262
• After-tax cash flow: $3,288/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Cape Girardeau 63
• NCES district ID: 2907120
• Math proficiency: 33% ▼ -6.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $40,543
• Composite: 31.49/100
• National rank: #5974
• State rank: #188 of 324 in MO

Livability — Cape Girardeau

• Score: 64/100
• State rank: #297
• US rank: #13759

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D+ Housing A+ Health & safety B- User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cape Girardeau, MO
• County: Cape Girardeau County · 75,175 people
• City population: 47,546
• Metro: Cape Girardeau, MO-IL
• Population (ZIP): 39,345
• Household income: $66,654
• Rent vs Own: 39.0% rent · 61.0% own
• Severe rent burden: 1300.0

Population outlook (Cape Girardeau County) Hauer SSP2

• Today (2025): 84,807 people
• By 2030: 88,016 · +3.8%
• By 2040: 93,914 · +10.7%
• By 2050: 99,541 · +17.4%
• By 2075: 114,527 · +35.0%
• By 2100: 121,718 · +43.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Black 12% Two or more races 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Italian 2% Slovak 2% Lithuanian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1% Other Asian/Pacific 1%

Political lean MEDSL · Cape Girardeau

• 2024 margin: Solid R (+46.5) · D 26.2% · R 72.7% · Other 1.1%
• 2008→2024 swing: -12.9pp toward R · 2008: -33.6pp · 2024: -46.5pp
• All cycles: 2024: R+46.5 2020: R+45.0 2016: R+50.1 2012: R+43.8 2008: R+33.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -177.04%
• Current HPI: 156.0433
• Rent YoY: ▲ 3.27%
• Metro: Cape Girardeau, MO-IL
• State GDP YoY: ▲ 1.84%
• F500 in state: 20

Industry mix (Fortune 500 HQ in MO)

Industry	F500 HQs	Revenue
▸Healthcare	1	$163B
▸Insurance	1	$21B
▸Industrial Technology	1	$17B
▸Retail	1	$16B
▸Industrial Distribution	1	$10B
▸Utilities	1	$9B

Price history

-21.0% since first listed

7 events — show timeline

• 2026-05-12 Pending — MARIS as Distributed by MLS Grid
• 2026-04-29 Listed $154,000 MARIS as Distributed by MLS Grid
• 2024-06-24 Sold (Public Records) — Public Records
• 2024-06-21 Pending — MARIS as Distributed by MLS Grid
• 2024-06-21 Sold (MLS) — MARIS as Distributed by MLS Grid
• 2024-05-20 Contingent — MARIS as Distributed by MLS Grid
• 2024-05-13 Listed $194,900 MARIS as Distributed by MLS Grid

Property tax history

+1.2%/yr

Latest (2025): $1,090 · +5.4% YoY. Source: county tax records.